Retail or Office Condominium
For Sale
$1,250,000
400 Beale Street, San Francisco, CA 94105
Commercial condominium suite features ADA-compliant entrance and restrooms plus one secured parking space.
Property Size1,469 SF
Price / SF$850.92
Days on Market124
Property Features for 400 Beale Street
General Information
Standard status
Active
Size
1,469 SF
Total Parking Spaces
1
Property subtype
Retail
Building Details
Building Size
1,469 SF
Year Built
2002
Listing Agency:
Touchstone Commercial Partners Inc.
(415) 989-1200
Listed By:
Robert Mann · License #01112906
Source:
Cityrealestatesf
Added: May 1
Changed: Aug 25
Last Checked: Aug 30 at 11:48PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Touchstone Commercial Partners Inc.
Investment Insights
Based on property information with market context.
This is a commercial condominium suite offered for sale and also available for lease. The space is delivered with an ADA-compliant entrance and restrooms, supporting accessibility for both customers and employees. The suite also includes one secured parking space, a practical convenience for occupants and visitors.
The property is located at 400 Beale Street in San Francisco. It is positioned as a high-exposure presence within a modern building.
The offering is suitable for either retail or office use, depending on an operator’s requirements for an ADA-accessible suite with secured parking.
The property is located at 400 Beale Street in San Francisco. It is positioned as a high-exposure presence within a modern building.
The offering is suitable for either retail or office use, depending on an operator’s requirements for an ADA-accessible suite with secured parking.
Key Highlights
- Commercial condominium suite at 400 Beale Street, Suite 103, San Francisco, CA 94105
- ADA‑compliant entrance and ADA‑compliant restrooms
- Includes 1 secured parking space
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$36,197
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
2.90%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$723,940
$723.9K
Cap Rate 7%
$517,100
$517.1K
Cap Rate 9%
$402,189
$402.2K
Market Conditions
NOI Build-Up for 1,469 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$64.7K $44.04/SF
− Vacancy
−$16.4K −$11.19/SF
EGI
$48.3K $32.85/SF
− OpEx
−$12.1K −$8.21/SF
NOI
$36.2K $24.64/SF
Area
San Francisco, CA
Vacancy
25.40%
Lease Rate
$44.04 /SF/Yr
Expense Ratio
25.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$723,940
Cap Rate 7%
$517,100
Cap Rate 9%
$402,189
Alternative Uses
Best Use
Retail
$6.70M
$5.86M – $7.81M
NOI $468,797 @ 7.0% cap · market cap 37.50%
Second Best
Office B
$517.1K
$452.5K – $603.3K
NOI $36,197 @ 7.0% cap · market cap 2.90%
Theoretical Best
Specialty Retail
$7.18M
$6.28M – $8.37M
NOI $502,282 @ 7.0% cap · market cap 40.18%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
19,704
Businesses Nearby
Explore this area
Business Placement
Demographics for 94105, CA
14,841
Population
9,680
Households
1.5
Avg Household Size
35
Median Age
85%
College-Educated
96%
High-School Grad
0.5 sq mi
ZIP Area
29,682
Density / Sq Mi
$239,781
Median Household Income
$167,466
Median Earnings
$3,501
Median Rent
$1,461,700
Median Home Value
Market
Vacancy Rate% for Office in San Francisco, CA
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Office units - Commercial condominium suite features ADA-compliant entrance and restrooms plus one secured parking space.
Where is this office units located?
The property is located at 400 Beale Street San Francisco, CA.
What is the asking price?
The asking price for this property is $1,250,000.
What are key features of this property?
This property features: Commercial condominium suite at 400 Beale Street, Suite 103, San Francisco, CA 94105; ADA‑compliant entrance and ADA‑compliant restrooms; Includes 1 secured parking space
